India, Nov. 24 -- North vs East Bengaluru has become the city's fiercest real estate rivalry. One is powered by the airport economy, while the other is driven by the IT belt, and investors are now weighing which direction promises better appreciation over the next decade.

Real estate experts say that once considered peripheral, North Bengaluru has emerged as a high-growth zone driven by the Kempegowda International Airport ecosystem. Large-scale projects, such as the upcoming Metro airport line, the expansion of the Peripheral Ring Road (PRR), and the development of new corporate campuses, have accelerated both residential launches and land values.

"Demand is strongest around Hebbal, Yelahanka, Jakkur and Devanahalli, where price apprec...